120 Hougang Avenue 1 530120, Lorong Ah Soo, North-east Region, Singapore
$1,000,000

Rare peaceful convenient maisonette, ns facing, 1km plmgs, kovan mrt • Well-kept split-level home with high ceiling and balcony overlooking greenery • This unit is extremely spacious and suited for those who enjoy largeness of space and a serene living environment. Ample room for growing families, multi-generational living, or home office set up. • Level 1 – living, dining, kitchen, bathroom and balcony • Level 2 – Master bedroom ensuite, bedroom 2 and family hall (can be converted back into a 3rd bedroom) • Appliances that can come with the unit: Fridge, stove, cooker hood, oven, washing machine with dryer, dishwasher • Baker-friendly with a large island geared with shelves to place all your baking need-to-haves. You can probably run a class or two with the existing set up • The island is also perfect for those who enjoy hosting friends or board gamers who enjoy gathering together • Entire unit is air-conditioned • Ample amenities within walking distance – coffeshops and eateries, supermarkets, basketball courts, outdoor playground, The Promenade @ Pelikat • Main door facing South, main window and balcony facing North • Supports car free lifestyle with close proximity to Kovan MRT station (700m), Hougang Estate • Singapore Primary schools within 1km: o Paya Lebar Methodist Girls’ School o Xinghua Primary School • Singapore Primary schools within 1-2km: o Holy Innocents’ Primary School o Maris Stella High School o Xinmin Primary School o Zhonghua Primary School • Less than 30min bus ride to the following International Schools for future rentability: o Stamford American International School/Early Learning Village o Australia International School/Early Learning Village o International French School Do watch our video available in the listing. Connect with Weiyi to arrange for an exclusive viewing, by prior appointment only.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 489 HDB resale transactions (data.gov.sg) · 11 outliers removed (IQR)
Fair Value
S$673,258
S$470 psf
Asking Price
S$1.00M
S$699 psf
vs Market
+48.5%
vs Last Done
+29.2%
Tenure
55 yrs
99-year Leasehold · Balance remaining
Confidence
High
489 comps
Nearest MRT
Kovan
684m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
489 comparable transactions
S$587
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.786
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$470
Recent Comparable Transactions
10 shown · 489 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 979C BUANGKOK CRES Floor 04 TO 06 | 1,184sqft | S$640,000 | ▲S$541 +15.1% vs FV | 99yr from 2003 |
Mar 2026 | Blk 979C BUANGKOK CRES Floor 04 TO 06 | 1,184sqft | S$640,000 | ▲S$541 +15.1% vs FV | 99yr from 2003 |
Mar 2026 | Blk 167 HOUGANG AVE 1 Floor 04 TO 06 | 1,324sqft | S$780,000 | ▲S$589 +25.3% vs FV | 99yr from 1997 |
Mar 2026 | Blk 409 HOUGANG AVE 10 Floor 07 TO 09 | 1,302sqft | S$870,000 | ▲S$668 +42.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 666 HOUGANG AVE 4 Floor 01 TO 03 | 1,313sqft | S$660,000 | ▲S$503 +7.0% vs FV | 99yr from 1988 |
Mar 2026 | Blk 339 HOUGANG AVE 7 Floor 04 TO 06 | 1,302sqft | S$655,000 | ▲S$503 +7.0% vs FV | 99yr from 1985 |
Mar 2026 | Blk 641 HOUGANG AVE 8 Floor 16 TO 18 | 1,292sqft | S$863,000 | ▲S$668 +42.1% vs FV | 99yr from 1987 |
Mar 2026 | Blk 966 HOUGANG AVE 9 Floor 04 TO 06 | 1,249sqft | S$675,000 | ▲S$541 +15.1% vs FV | 99yr from 1999 |
Mar 2026 | Blk 373 HOUGANG ST 31 Floor 10 TO 12 | 1,292sqft | S$873,000 | ▲S$676 +43.8% vs FV | 99yr from 2000 |
Mar 2026 | Blk 142 LOR AH SOO Floor 01 TO 03 | 1,421sqft | S$720,000 | ▲S$507 +7.9% vs FV | 99yr from 1984 |
Mar 2026 | Blk 470A UPP SERANGOON CRES Floor 04 TO 06 | 1,206sqft | S$868,888 | ▲S$721 +53.4% vs FV | 99yr from 2015 |
Blk 979C BUANGKOK CRES
Mar 2026 · Floor 04 TO 06
+15.1% vs FV
Blk 979C BUANGKOK CRES
Mar 2026 · Floor 04 TO 06
+15.1% vs FV
Blk 167 HOUGANG AVE 1
Mar 2026 · Floor 04 TO 06
+25.3% vs FV
Blk 409 HOUGANG AVE 10
Mar 2026 · Floor 07 TO 09
+42.1% vs FV
Blk 666 HOUGANG AVE 4
Mar 2026 · Floor 01 TO 03
+7.0% vs FV
Blk 339 HOUGANG AVE 7
Mar 2026 · Floor 04 TO 06
+7.0% vs FV
Blk 641 HOUGANG AVE 8
Mar 2026 · Floor 16 TO 18
+42.1% vs FV
Blk 966 HOUGANG AVE 9
Mar 2026 · Floor 04 TO 06
+15.1% vs FV
Blk 373 HOUGANG ST 31
Mar 2026 · Floor 10 TO 12
+43.8% vs FV
Blk 142 LOR AH SOO
Mar 2026 · Floor 01 TO 03
+7.9% vs FV
Blk 470A UPP SERANGOON CRES
Mar 2026 · Floor 04 TO 06
+53.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Hougang, with a remaining lease of 55 years, stands at an estimated value of $673,258, translating to approximately $470 PSF. This valuation is indicative of a robust market signal, positioning itself 48.5% above the baseline for similar properties in the vicinity. Such a premium suggests that the property not only benefits from its intrinsic characteristics but also reflects the current market dynamics that favor well-located and well-maintained HDB units.
With a model confidence rating at high, this analysis is bolstered by a comprehensive review of 489 recent HDB resale transactions within the neighborhood. The data indicates a heightened demand in the Hougang area, likely driven by its strategic location, accessibility to amenities, and community infrastructure. Investors and homeowners alike should note that properties with longer remaining leases tend to attract a wider buyer pool, further enhancing their marketability and value in the long term. As such, this 5-room unit not only presents a valuable investment opportunity but also exemplifies the resilience of the HDB market in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.